Real Estate Investing in Clovis, New Mexico (88101)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 88101 (Clovis, NM)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.2% of homes vacant — above national norms.
What’s happening in Clovis, NM (88101)?
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Market Analysis: 88101 Clovis
ZIP 88101 in Clovis, NM carries a substantial set of headwinds. Home values near $164K and rents of $1,272/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 88101 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Clovis have seen price recovery that 88101 has not matched. Curry County data supports the view that the spread is structural rather than temporary.
Meanwhile, 45,157 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 88101 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Clovis:
Property Strategy for 88101
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $111,374 | $1,140 | 7.4% | +5.9% | $55,687 |
| 3BR | $204,439 | $1,480 | 5.2% | +6.5% | $68,146 |
| 4BR | $277,123 | $1,910 | 5.0% | +5.2% | $69,281 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 88101 Compare?
| Metric | 88101 | Clovis | Clovis, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $163,611 | $163,611 | N/A | $308,799 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 7.3% |
| Avg Rent | $1,272 | $1,272 | N/A | - |
| Cap Rate | 6.1% | 6.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 88101 (Clovis, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $163,611 |
| Monthly Rent | $1,272 |
| Price-to-Rent | 10.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.3% |
| Cap Rate | 6.1% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +2.2% ▲ |
🏠 Rent Trends
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 88101
Population: 45,157
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 88101
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,308 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Clovis, NM?
Clovis, NM median home values land near $164K. That is reasonable territory for investors looking at $1,272/mo-per-month rentals.
How strong are rents in Clovis, NM?
Investors in Clovis, NM typically see rents near $1,272/mo per month against $164K home values - a solid setup for rental cash flow.
Are renters plentiful in Clovis, NM?
Working renters make up the core of the Clovis, NM tenant base. The pool is reasonable for investors targeting long-term holds.
Is real estate in Clovis, NM a good investment right now?
Clovis, NM scores 3.0/5 for investability. Home values sit at $164K and rents near $1,272/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How do landlord-tenant laws work in Clovis, NM?
NM ranks as a landlord-friendly state for landlord-tenant law. Clovis generally follows the statewide framework, so landlords face reasonable operating rules.
You know 88101 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 88101 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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